117 E Forest St · Clyde, OH 43410

$80,000

6 bd · 3.0 ba · 3,402 sqft · MultiFamily public records · 46 Days on market

Built 1900 0.31 ac lot $24/sqft · 81% below area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor Opportunity with Endless Potential! Bring your vision and creativity to this spacious Victorian duplex loaded with character and opportunity. This property currently features two lower-level units offering approximately 1,038 sq ft each, plus a large upper level with approximately 1,309 sq ft and the potential to be converted into a third unit. With its classic Victorian charm, generous square footage, and flexible layout, this property could be transformed into a multi-unit income producer, renovation project, or investment opportunity. The home is in need of significant repairs and updates and is being sold as-is. Whether you're looking to restore its historic beauty or maximize

Key facts

• Victorian duplex
• Historic beauty
• Large upper level

Tags

• VICTORIAN DUPLEX
• TWO LOWER-LEVEL UNITS
• LARGE UPPER LEVEL
• MULTI-UNIT INCOME PRODUCER
• INVESTMENT OPPORTUNITY
• HISTORIC BEAUTY

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service with fuses
• Home design: Multi-family residential income property; Multiple units
• Construction: Brick construction
• Exterior features: Residential zoning

Interior

• Heating & cooling: Natural gas forced-air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $543/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#299 in OH, #4,829 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Clyde-Green Springs Exempted Village (town): math 53% / reading 61% proficiency, ranked #337 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mcpherson Middle School (math 62% / reading 63%, grade B+, #238 of 654 statewide, top 37%, 473 students, 50% FRL); Clyde High School (math 26% / reading 57%, grade F, #515 of 781 statewide, top 66%, 637 students, 46% FRL).
• Market conditions: 21 active listings in the ZIP; 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).
• At $2,100/mo this rent would consume 46% of the median local household income ($55k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sandusky County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $80k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.62% ✓
• Cap rate: 22.59%
• Cash-on-cash: 58.21%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (median comp): $424,055
• List price: $80,000
• Delta: -81.13%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.8%
• Equity multiple: 3.51×
• Total profit: $56,280
• Equity at exit: $11,928

10-year hold

• IRR: 61.7%
• Equity multiple: 7.17×
• Total profit: $138,291
• Equity at exit: $6,917

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 43410

• Home prices YoY: -24.4%
• Active inventory: 21
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,086

Break-even live

Break-even rent $725

Max offer price $80,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,132	-5% $1,109	+0% $1,086	+5% $1,064	+10% $1,041
Rent	-10% $921	-5% $1,004	+0% $1,086	+5% $1,169	+10% $1,252
Rate	-1.0pp $1,127	-0.5pp $1,107	base $1,086	+0.5pp $1,066	+1.0pp $1,045

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,100
Total (2 units)			$2,100

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $80,000 Active 46 DOM
2. 2026-06-21
   days on market $80,000 Active 45 DOM
3. 2026-06-19
   days on market $80,000 Active 43 DOM
4. 2026-06-18
   days on market $80,000 Active 42 DOM
5. 2026-06-17
   days on market $80,000 Active 41 DOM
6. 2026-06-16
   days on market $80,000 Active 40 DOM
7. 2026-06-15
   days on market $80,000 Active 39 DOM
8. 2026-06-14
   days on market $80,000 Active 37 DOM
9. 2026-06-12
   days on market $80,000 Active 36 DOM
10. 2026-06-09
    days on market $80,000 Active 33 DOM
11. 2026-06-08
    days on market $80,000 Active 32 DOM
12. 2026-06-07
    days on market $80,000 Active 31 DOM
13. 2026-06-05
    days on market $80,000 Active 29 DOM
14. 2026-06-03
    days on market $80,000 Active 27 DOM
15. 2026-06-02
    days on market $80,000 Active 26 DOM
16. 2026-06-01
    days on market $80,000 Active 25 DOM
17. 2026-05-31
    days on market $80,000 Active 24 DOM
18. 2026-05-30
    days on market $80,000 Active 23 DOM
19. 2026-05-06
    listed $80,000 Active 782-char remark
20. 2010-08-05
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$4,481
• − Property taxes: −$1,436
• − Insurance: −$400
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$2,327
• Taxable income: $12,524
• Est. tax owed @ 24.0%: −$3,006
• After-tax cash flow: $10,032/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clyde-Green Springs Exempted Village
• NCES district ID: 3910020
• Math proficiency: 53% ▼ -15.00%
• Reading proficiency: 61% ▼ -4.00%
• Median HH income: $49,119
• Composite: 48.48/100
• National rank: #2125
• State rank: #337 of 656 in OH

Livability — Clyde

• Score: 74/100
• State rank: #299
• US rank: #4829

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clyde, OH
• County: Sandusky · 51,886 people
• Population (ZIP): 10,365
• Household income: $54,635
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 2.9

Population outlook (Sandusky County) Hauer SSP2

• Today (2025): 57,409 people
• By 2030: 55,791 · -2.8%
• By 2040: 51,837 · -9.7%
• By 2050: 47,712 · -16.9%
• By 2075: 39,908 · -30.5%
• By 2100: 33,171 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Sandusky

• 2024 margin: Solid R (+30.9) · D 34.1% · R 65.0%
• 2008→2024 swing: -35.5pp toward R · 2008: 4.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.6 2016: R+23.0 2012: D+1.9 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.59%
• Current HPI: 197.1954
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+128.6% since first listed

2 events — show timeline

• 2026-05-06 Listed $80,000 FAOR
• 2010-08-05 Sold (Public Records) $35,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,436 · +104.4% YoY. Source: county tax records.